texas has been hot. in dallas, houston, doing very well. florida has had a really good summer, which we wouldn't have expected. liz: hoboken, frank' frank sinaa would have been proud. what are the big trends? >> the pond and so many housing recession through the big house is dead, everybody wants a smaller home. we don't see that even through the downturn we continue to sell big homes, the clients have upgraded to the same extent they did in good times. so the american dream is still move the kids to the suburbs to a great school district, try bigger lot, a bigger home, but there is a trend to get back into the cities, empty-nesters are selling their suburban homes moving into cities. the active adult market is growing as the baby boomers hit the magic age of 55. it is the american dream to get to the suburbs but that is now being filled in by cities being hot with active adults. liz: i promised i would ask what is your outlook for housing appreciation, price appreciati appreciation. i know there are many different levels. the smaller homes